A Heritage Statement for Peens Lane, Boughton Monchelsea, Kent. ASL Project:223-21

February 2021

Revision A

A HERITAGE STATEMENT FOR LAND AT PEENS LANE, BOUGHTON

MONCHELSEA, KENT, ME17 4BU.

Archaeology Services Lewes

Project number: ASL 223-21

Looking west towards the proposed Site.

Registered office:

White Cottage, Harts Yard, Boreham Lane, Boreham Street, Hailsham, East Sussex, BN27 4SL

Phone:01323 370085 Mobile: 07570 797497

www.aslewes.co.uk [email protected] A Heritage Statement for Peens Lane, Boughton Monchelsea, Kent. ASL project:223-21

SUMMARY

A Heritage Statement, comprising a Desk-Based Assessment and walk over survey, has been prepared for the erection of a general purpose agricultural building with associated hard- standing. The Site is currently an open field (c.7.8 hectares). The application was refused by Maidstone Borough Council as it was considered to fail to demonstrate that the proposed building would not have an adverse impact on the nearby Grade II listed buildings. This report has been prepared in order to support the application and address the issues raised.

The assessment has concluded that the significance lies in the historic character, appearance and setting of the listed buildings and their wider environment, forming part of an historic farmstead which has evolved and changed over time with other historic elements since demolished. Church Farm was once a much larger farm than the extant buildings which stand today so there has been an erosion of the wider landscape and setting of the farm.

The three listed buildings and their setting form a small but harmonious grouping which is divided by two roads, boundary walls and surrounded by trees and hedges which slightly encroach into the group throughout, interrupting historic settings, views and curtilage. Keeper’s Cottage is located some 200m south-east of the core of the historic farm.

The proposed development would be visible from various public viewpoints, but not necessarily in direct connection with the heritage assets. Being located further south, the proposed Site is not considered to interrupt the setting of the heritage assets significantly, as the viewing angle is fixed by the roads creating a divided panorama of the locale. It would be impossible to view all of the listed buildings in the same vista alongside the proposed building. The issue is more to do with views across to the Site from the heritage assets.

As there will be little impact to the setting of the heritage assets when viewed as a whole, when tested against the structured approach in the National Planning Policy Framework, it is found to represent less than substantial harm to the wider setting.

It is a moot point whether the construction of a modern barn in this location would be an erosion of the traditional setting of the wider landscape. It is, after all, an historic farm. It could be regarded as a re-instatement of earlier buildings to provide essential storage facilities to ensure the farm remains a viable, working environment. However, there is room to consider that the building may sit uncomfortably within the wider setting.

It is considered that the proposals may be situated far enough away from key vantage points, especially when approaching the historic farm from the east. The views from the west and the south will not be impacted and the views travelling from the north will be restricted by the presence of hedges and mature trees and the fact that the buildings are set back from the road frontage. In short, it is considered that the proposed building would not significantly impact the historic setting. If the council are mindful that the location is not the best option, there are other options which are presented, all of which have benefits and dis-advantages.

A Heritage Statement for Peens Lane, Boughton Monchelsea, Kent. ASL project:223-21

CONTENTS

1.0 Introduction

2.0 Site topography and geology

3.0 Planning background

4.0 Archaeological and historical background

5.0 Cartographic evidence

6.0 Walkover survey

7.0 Assessment of impact of proposed development

8.0 Recommendations

9.0 Acknowledgments

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1.0 INTRODUCTION

1.1 Archaeology Services Lewes (ASL) has been commissioned by, Bloomfields Chartered Town Planners (the Agents) on behalf of Mr Martin (the Client), to prepare a Heritage Statement, consisting of a Desk-Based Assessment (DBA) and a preliminary walkover survey of the land at Peens Lane, Church Hill, Boughton Monchelsea, Kent ME17 4BU (Figs 1 and 2; herein referred to as the Site). The Site is currently an open field (c.7.8 hectares) and the proposals are for the erection of a general purpose agricultural building with associated hard-standing with a section of the agricultural building set aside as a farm workshop. It should be noted that this report forms the basis of an impartial analysis of significance and the contribution of setting. The level of proposed works is considered to be modest.

Fig. 1. Site location Bloomfields drawing number 2048 / 01 (Reproduction in whole or in part is prohibited without the prior permission of the Ordnance Survey ©Crown copyright and database rights 2020). OS licence No.: 100055392. 1.2 A prior notification submission was made to Maidstone Borough Council (reference: 21/500002/AGRIC) for its prior approval to: siting, design and external appearance. This was refused in February 2021, so this report has been prepared in order to support the application and respond to the issues raised by Maidstone Borough Council.

1.3 This report follows Historic England guidance, Statement of Heritage Significance: Analysing Significance in Heritage Assets Historic England Advice Note 12, 2019.

1.4 The Site is situated at TQ 76892 49309 in the parish of Boughton Monchelsea, in the Maidstone Borough of Kent. 4

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1.5 The objective of this report is to provide a brief overview of the proposal Site with the specific aim of establishing if the setting of the nearby heritage assets will be impacted by the proposals if permission is granted. In noting this, the significance of the setting can be assessed. Additionally, the significance will be weighed against the benefits of the proposals, with recommendations given.

Fig. 2. Proposed Site plan Bloomfields drawing number 2048 / 03 (Reproduction in whole or in part is prohibited without the prior permission of the Ordnance Survey ©Crown copyright and database rights 2020). OS licence No.: 100055392. 2.0 SITE TOPOGRAPHY AND GEOLOGY

2.1 The Site is situated in the south-west corner of a field approximately 25m east of the rural lane of Church Hill and south of Peens Lane on the outskirts of Boughton Monchelsea. The land is situated in open countryside between Staplehurst, Linton and Coxheath. The River Wood and Darnold Wood Ancient Woodlands sites are situated approximately 8 metres to the south of the proposed development. To the north and east is open agricultural land.

2.2 The underlying geology of the Site is Wealden Clay Formation, a sedimentary bedrock formed approximately 126 to 134 million years ago in the Cretaceous Period. The local environment here was previously dominated by swamps, estuaries and deltas1. The development Site lies at an approximate height of 50m above Ordnance Datum.

1 http://mapapps.bgs.ac.uk/geologyofbritain/home.html accessed 23/2/21

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3.0 PLANNING BACKGROUND

3.1 Town and country planning legislation and procedures

In June 2018, Government policies relating to planning were defined in the National Planning Policy Framework, which superseded the 2012 version. Section 16 (paragraphs 184-202) of the framework (Conserving and enhancing the historic environment) outlines specific policies relating to the historic environment and the role it plays in the Government’s definition of sustainable development.

Local planning authorities (LPAs) are required to ‘set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment’, recognising that ‘heritage assets are an irreplaceable resource’ and should be conserved ‘in a manner appropriate to their significance’.

The framework requires that planning applicants should ‘describe the significance of any heritage assets affected’ by their application, ‘including any contribution made by their setting’.

3.2 In 2018 the NPPF revised the Government’s planning policies for England and how these are expected to be applied. It set out the Government’s requirements for the planning system only to the extent that it is relevant, proportionate and necessary to do so. It provides a framework within which local people and their accountable councils can produce their own distinctive local and neighbourhood plans, which reflect the needs and priorities of their communities. Section 16 of the NPPF relates to conserving and enhancing the historic environment and requires LPAs to set out in their Local Plan, a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. In doing so, the LPAs recognise that heritage assets are an irreplaceable resource and that they should be conserved in a manner appropriate to their significance. In developing this strategy, LPAs should take into account:

● the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; ● the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; ● the desirability of new development making a positive contribution to local character and distinctiveness; ● opportunities to draw on the contribution made by the historic environment to the character of a place.

The following sections of the NPPF relate to this planning application and we believe that the application, along with this Heritage Statement, addresses the following sections:

185. Plans should set out a positive strategy for the conservation and enjoyment of the historic environment, including heritage assets most at risk through neglect, decay or other threats. This strategy should take into account: 6

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a) the desirability of sustaining and enhancing the significance of heritage assets, and putting them to viable uses consistent with their conservation; b) the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; c) the desirability of new development making a positive contribution to local character and distinctiveness; and d) opportunities to draw on the contribution made by the historic environment to the character of a place.

189. In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes, or has the potential to include, heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.

190. Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this into account when considering the impact of a proposal on a heritage asset, to avoid or minimise any conflict

193. When considering the impact of a proposed development on the significance of a designated asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.

194. Any harm to, or loss of, the significance of a designated heritage asset (from its alteration or destruction, or from development within its setting), should require clear and convincing justification. Substantial harm to or loss of:

a) grade II Listed Buildings, or grade II registered parks or gardens, should be exceptional; b) assets of the highest significance, notably scheduled monuments, protected wreck sites, registered battlefields, grade I and II* Listed Buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.

196. Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.

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4.0 ARCHAEOLOGICAL AND HISTORICAL BACKGROUND

4.1 A full search of the Historic Environment Record (HER) has not been requested by Maidstone Borough Council as the Site does not lie within an Area of Archaeological Potential. Listed Building data was acquired from Historic England.

4.2 The Site does not lie within a Conservation Area, although nearby Boughton Green, Cock Street and The Quarries in Boughton Monchelsea are all Conservation Areas further to the north.

4.3 The Site is within the Low Weald Linton Park and Farmlands landscape character, which has been assessed as being in very good condition with high sensitivity and guidelines to conserve. The edge of Boughton Monchelsea Deer Park extends to the north side of Peens Lane and overlooks the Site (Figs 3 and 4). This is a Registered Park and Garden of Special Historic Interest, associated with the principal building and listed by Historic England (Reference: GD1283) described as follows:

‘Archaeological remains of an extensive late 17th-century formal layout set in a pre- 17th-century deer park, enlarged in the early 19th century.’

There are no direct views toward the Site from Boughton Place, which is situated c.700m to the north.

Fig. 3. The edge of the Registered Park and Garden of Boughton Monchelsea Deer Park coloured yellow.

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The Site

Fig. 4. The edge of the Registered Park and Garden of Boughton Monchelsea Deer Park coloured yellow.

4.4 There are three Grade II listed buildings which over-look the Site; Church Farm Barn and Church Farmhouse located c.204 metres and c.245 metres respectively north of the site and Keepers Cottage, Peens Lane located c.260 metres to the northeast of the Site described as follows:

 Church Farm Barn 25th Match 1987 (List entry number: 1060760)

‘Barn, now house. C17, with C18 cladding, converted to house 1982-83. Timber framed, clad with red and grey brick. Front elevation of left end bay clad with buff brick in Flemish bond. Plain tile roof. 5 timber-framed bays, formerly with central midstrey. Further bay added to south. Front and rear aisles. 1 1/2 storeys. Half-hipped roof. Gabled porch rising from aisle to right of centre, with weatherboarded gable, and paned window in place of doors. Upper storey end lit. Irregular fenestration of 7 windows apart from porch; one 4-pane light with segmental head to left addition, one 3-light casement, and 4 vertical slit lights. Further 2-l ight casement within blocked doorway to left end. Ribbed door towards right end and ribbed garage doors to right end. Interior: exposed framing. Long shaped jowls. Arch-braced tie beams and arcade plates. Clasped-purlin roof with diminishing principal rafters. Vertical queen-struts to collars. Edge-halved arcade-plate scarf. High aisle tie-beams. Curved passing shores. Scribed and chiselled carpenters' marks of same period.

 Church Farmhouse 23rd May 1967 (List entry number : 1356183)

‘Farmhouse, now house. C18 or earlier, with early-to-mid C19 facade. Channelled render with plain tile roof. 2 storeys, attics and cellar. High painted brick plinth on painted stone base. Boxed eaves. Roof hipped to left, half-hipped to right, with gablets. Rear stack to left, rear stack to right of centre, and slightly projecting stack to right gable end. 3 small hipped dormers. Irregular fenestration of 4 casements; three 3-light, and one 2-light over door. Panelled door with 2 top lights in reeded architrave with paterae, plain frieze, and shallow

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moulded hood, up 4 steps under second window from left. Short rear return wing to right, with half-hipped plain-tile roof. Rear lean-to to left. Interior not inspected.’

 Keeper’s Cottage 25th March 1987 (List entry number: 1060771)

‘House, formerly gamekeeper's house, now house. Early C17, with facade of circa 1842, and later alterations and addition. Timber framed. Ground floor red brick in Flemish bond, first floor weatherboarded. Plain tile roof. 2 timber- framed bays, formerly with at least one further bay to right; the 2 bays re-faced in c.1842, and the right bay or bays replaced by one bay in same materials as rest, at later date. 2 storeys. Half-hipped roof with jettied half hips. Brick stack rising from eaves towards left end, rear stack to right of centre, and gable end stack to right. Irregular fenestration of two small single-light casements, one over door and one to right. Panelled central door. Date 1842 on brick beside back door. Interior: principal posts with shouldered gunstock jowls. Clasped purlin roof with large windbraces, diminishing principal rafters, and vertical queen-struts to collars.’

4.5 Kent County Council, which advises the local planning authorities on archaeological matters, has identified various Areas of Archaeological Potential (APAs) throughout the county which are plotted onto a map. These APA maps are to be considered during the process of planning applications, in association with the County Archaeologist acting as consultant, but the areas have no statutory status or protection. The development is not situated within an Area of Archaeological Potential.

5.0 CARTOGRAPHIC EVIDENCE

5.1 The First Edition Ordnance Survey (OS) map of 1871 (Fig. 5) shows the L-shaped field which constitutes the Site as an open field divided into four segments with a footpath running the length of the eastern boundary. There are two boundaries orientated approximately east-west and one running north-west to south-east at the bottom of the field. There are two ponds in the field with another in the woodland area to the far south. Some buildings flank the east side of the road and there is an entrance into the field directly south of these.

Buildings

Ponds

Fig. 5. The OS map of 1871. 10

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5.2 By 1885, the OS mapping (Fig. 6) shows no changes.

Fig. 6. The OS map of 1885.

5.3 The OS map for 1907 (Fig. 7) depicts the buildings on the east side of the road with a smaller footprint and the north-west to south-east boundary at the bottom of the field has been removed.

Fig. 7. The OS map of 1907. 11

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5.4 The aerial photographs in Figs 8-10 show a trackway running between the buildings which flank the east side of the road and the pond in the right-angled corner of the field.

Track

Fig. 8. 1946 aerial photograph ©Kent County Council.

Fig. 9. Detail of the buildings which once flanked the road ©Kent County Council. 12

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Track

Fig. 10. The track appears to be a more permanent addition by 1960 ©Kent County Council.

5.5 The OS map of 1968 (Fig. 11) shows the buildings, all field boundaries and two ponds now removed.

Fig. 11. The OS map of 1968.

5.6 The 2008 aerial photograph in Fig.12 shows the field as it is today, with the faint traces of the former field boundaries and the diagonal track still apparent with the former entrance now a lay-by. An additional north-south boundary is also visible in 13

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the top part of the field, which was not shown on the earlier maps. A solitary tree appears to mark the former east-west field boundary.

Earlier field boundary

Fig. 12. Aerial photograph from 2008. 6.0 WALKOVER SURVEY

6.1 A walkover survey of the Site was undertaken by the author on 18th February 2021. The objective of the walkover survey was to identify the adjacent topography as well as any landscape or archaeological features not evident on existing maps. The walkover survey was rapid with notes taken at the time and was not intended as a detailed survey.

6.2 The objective of walkover survey was to give a brief overview of the Site with the specific aim of establishing if the setting of the nearby heritage assets will be impacted by the proposals if permission is granted. Alternative locations for the proposed building were also considered in order to provide an informed discussion.

6.3 Approaching the Site from the south on Church Hill (Plate 1), the views towards the proposed location for the agricultural building are restricted due to thick tree cover on the east side of the road.

6.4 The view of the listed buildings north of the Site are also restricted when travelling up Church Hill (Plate 2), with several mature trees and hedgerows screening direct views off the heritage assets from the southern approach.

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Plate 1. The view travelling northwards up Church Hill. The proposed Site is on the right.

Plate 2. Travelling further up Church Hill; Church Barn is on the left and Church Farmhouse is the white building and the Site is on the right behind the hedge.

6.5 When viewing Church Barn and Church Farmhouse from the Site (Plate 3), there is a fairly direct site-line, although it is somewhat masked behind hedgerows, walls and mature trees around the buildings.

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Plate 3. View from the Site looking north towards the buildings.

6.6 The views from Church Barn across to the Site would be more restricted than those from the farmhouse (Plate 4), due to the orientation of the main elevation (which faces east), low eaves height, as well as hedgerow boundaries and tree screening. A dormer window below the hipped roof has three windows which are likely to see directly across to the Site. It is anticipated that these will be the only views across to the Site as all others are at ground level and tucked away as the barn is c.5m higher than the Site ground levels.

Plate 4. View north zoomed in with ground floor windows of the barn obscured.

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6.7 The views looking across to Keeper’s Cottage (Plate 5) show that the windows in the west side elevations would see straight across to the Site although these appear to be restricted to the first floor windows. It is not clear if the additional height of the building would be seen from the ground floor windows but a slight rise in the ground levels adjacent to the house would suggest this would not be the case.

Plate 5. Views from the Site looking north-east towards Keeper’s Cottage.

6.8 The un-listed Old Vicarage and Quince Cottage would also look directly across Peen’s Lane to the field and the proposed Site beyond (Plate 6) although these views are already screened behind mature trees and a high boundary wall which surround the houses here. The existing entrance to the field is via a barred gate off Peen’s Lane (Plate 7).

Plate 6. Views looking south-west from the junction of Peen’s Lane and Church Hill. 17

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Plate 7. The existing entrance into the field in Peen’s Lane by the junction with Church Hill.

6.9 Approximately 120m east of the proposed Site, there is a right-angled corner in the field boundary where the field extends to the south (Alternative Location #1). The views from here looking across to the heritage assets suggest that Church Barn would have more restricted views towards this location but Church Farmhouse would have similar views across to this point (Plate 8). Keeper’s Cottage has very restricted views and it is unlikely that the whole of the proposed building would be visible in this location (Plate 9).

Plate 8. Views from the corner in the field, c.120m east of the Site.

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Plate 9. Views towards Keeper’s Cottage from the corner in the field.

6.10 Walking in a southerly direction down past the right-angled corner in the field boundary towards the far south-west corner of the Site, the views of the houses are significantly restricted. This lies c.266m south-east of the proposed Site location (Alternative Location #2). Church Barn is not visible from here, but the proposed building would still be visible to Church Farmhouse (Plate 10) although the rise in ground level masks Keeper’s Cottage completely (Plate 11) it is possible that the roof of the proposed building could be seen from the east.

Plate 10. View of Church Farmhouse from the south-west corner of the field.

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Plate 11. The view from the south-west corner looking towards Keeper’s Cottage.

6.11 Walking further east from the south-west corner of the field, c.325m south-east of the proposed Site location (Alternative Location #3), the views of the proposed building would be further restricted (Plate 12). However, the roof would still be likely to be visible to both Church Barn and Church Farmhouse although the rise in ground levels towards Keeper’s Cottage would significantly restrict views towards any new building. There is a glimpse of Keeper’s Cottage from this viewpoint (Plate 13). There is also the chance that a fourth listed building, Gravitts Cottage c.400m south-east of this location, might have views across to here.

Church Church Barn Farmhouse

Plate 12. The view from Alternative Location #3 looking North-north-west towards the houses. 20

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Plate 13. The view from Alternative Location #3 looking north towards Keeper’s Cottage.

7.0 ASSESSMENT OF IMPACT OF PROPOSED DEVELOPMENT

7.1 Statement of Significance

Historic England (formerly English Heritage) provides guidance on establishing the significance of heritage assets and on defining the settings of Listed Buildings. These are the Good Practice Advice Notes in Planning Note 2 (GPAN2) – Managing Significance in Decision-Taking’ and Good Practice Advice Notes in Planning Note 3 (GPAN3) - The Setting of Heritage Assets.

GPAN2 stresses that understanding the significance is important to achieve conservation of the asset. This is further explored in Statement of Heritage Significance: Analysing Significance in Heritage Assets Historic England Advice Note 12. An understanding of the extent of the significance will lead to an understanding of how adaptable the building is. The level of significance helps to determine how policies should be applied.

Significance is a collective term for the sum of all the heritage values attached to a place, be it a building, an archaeological site or a larger historic area such as a whole village or streetscape. At least four sets of values can be ascribed to a place:

• Evidential value: the potential of a place to yield evidence about past human activity; • Historical value: the ways in which past people, events and aspects of life can be connected through a place to the present; • Aesthetic value and the ways in which people draw sensory stimulation from a place. These are interests in construction, craftsmanship and decoration of buildings and structures of all types and overall, the general aesthetics of a place. They can

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arise from conscious design or fortuitously from the way the heritage asset has evolved; • Communal value and the meanings of a place for the people who relate to it, or for whom it figures in their collective experience or memory. Heritage assets provide a material record of our nation’s history and meaning for communities and can symbolise wider values such as faith and cultural identity.

In this case, the significance lies in the historic character, appearance and setting of the listed buildings and their wider environment. The listed buildings form part of an historic farmstead and one that has continued to evolve and change over time with other historic elements since demolished. Church Farm was once a much larger farm than the extant buildings which stand today. Therefore there has been an erosion of the wider landscape and setting of the farm.

7.2 Setting issues relating to the Site.

The planning refusal notice issued by Maidstone Borough Council on 3rd February 2021, specifically raised this point:

‘The application fails to demonstrate that the proposed building would not have an adverse impact on the Grade II listed buildings, notably Keepers Cottage, Peens Lane, and Church Farm Barn and Church Farmhouse, Church Hill, all within 200 metres of the development site. In the absence of such information the application would thereby fail to comply with SP18 Historic environment and DM4 Development affecting designated and non-designated heritage assets and DM10 of the Maidstone Borough Local Plan and policies within the NPPF.’

Historic England guide GPAN3 provides a structured approach to defining and assessing the setting of an historic asset. This discusses the importance of the character of an area, the context and views. Whilst the setting itself is not a heritage asset, it may have some significance in its own right. Setting is not fixed and is not restricted to lands within the same ownership of the applicants. Any change will affect how the setting of a heritage asset is experienced, be that from the public or private domain

The design of the proposed building comprises dark green metal sheeting with a grey fibre cement sheeting for the roof. A new access and farm track is also proposed, c.55m in length extending from the new access entrance off Church Hill leading to the building. A break in the hedge c.13.5 m wide is proposed, which will be positioned where the former entrance was. It is believed that the height of the building will be 6.7m.

The three listed buildings and their setting form a small but harmonious grouping which is divided by two roads and surrounded by trees, walls and hedges which slightly encroach into the group throughout, interrupting historic settings, views and curtilage. Keeper’s Cottage is located some 200m east of the core of the historic farm.

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The proposed development would be visible from various public viewpoints, but not necessarily in direct connection with the heritage assets. Being located further south, the proposed Site is not considered to interrupt the setting of the heritage assets significantly, as the viewing angle is fixed by the roads creating a divided panorama of the locale. It would be impossible to view all of the listed buildings in the same vista as the proposed building. The issue is more to do with views from the heritage assets.

As there will be little impact to the setting of the heritage asset when viewed as a whole, when tested against the structured approach in the National Planning Policy Framework, it is found to represent less than substantial harm to the wider setting.

7.3 Impact of proposed development

The proposed entrance is located in the same position as a former farm entrance which gave access to the small outfarm on the east side of Church Hill. This is approximately 50m north of where the woodland ends where a lay-by is now situated (Plate 14). Therefore it is a re-instatement and is not considered to cause any harm to the setting and would be beneficial in that the ugly existing entrance next to the heritage assets would be removed. The former buildings formed three ranges, clustered around a small yard and they are assumed to have been open shelter sheds, probably for crop storage and/or animal sheds and would have taken up considerably more space than the proposed building and were located in a position that would have impacted on the setting to a greater extent. Therefore it could possibly be regarded that the proposed building, in terms of massing and location, is a compromise, although this is not to say that permission should be automatically granted as a result.

Former entrance to farmyard

Plate 14. View of the proposed Site behind the hedgerow on the left, travelling south down Church Hill.

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It is a moot point whether the construction of a modern barn in this location would be an erosion of the traditional setting of the wider landscape. It is, after all, an historic farm. It could be regarded as a re-instatement to provide essential storage facilities to ensure the farm remains a viable, working environment. However, there is room to consider that the building may sit uncomfortably within the wider setting.

It is considered that the proposals may be situated far enough away from key vantage points, especially when approaching the historic farm from the east. The views from the west and the south will not be impacted and the views travelling from the north will be restricted by the presence of hedges, walls, mature trees and the buildings being set back from the road frontage. In short, it is considered that the proposed building would not significantly impact the historic setting. If the council are mindful that the location is not the best option, there are other options which were presented above and are discussed further below (Fig. 13), all of which have benefits and dis-advantages.

Fig. 13. Alternative sitings for the proposed building.

An alternative location for the barn would be to move the location further south- east by c.125m (Alternative Location #1). The ground level here is c.40m aOD. There would be one benefit to this, but only if the proposed building is tucked away behind the corner and out of the sight line with Church Barn. It would still be visible to the other two listed buildings.

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Alternative Location#2 would be to site the building in the far south-west corner of the field, c.266m south-east of the proposed Site location. The ground level here is c.33m aOD. This would be significantly lower in height, with the result that perhaps only the roof would be visible with restricted views for all heritage assets. However, a longer access track would be necessary which would be more widely visible within the wider environment, running a longer distance than the proposed version.

Alternative Location#3 would be at the base of the hollow at the far south side of the field; the ground level here is c.34m aOD and so all heritage assets would again have restricted views of the proposed building. This would be situated approximately 355m east of Church Hill and so would need an even longer access track, considerably longer than either of the previous options. There is also the possibility of the building now being seen from Gravitts Cottage, a listed building situated c.400m east-south-east of the location, although the view is pretty much obscured by large, modern farm buildings to the rear and woodland south of the site.

If the proposed building was sited further east in the far south-east corner of the field, then it is highly likely that both Keeper’s Cottage and Gravitts Cottage would have direct views so there are no positive benefits in considering this as a suitable location. Neither would a location on the north or east sides of the field as this would bring the Site closer to the heritage assets and would impact the setting considerably and would be the least favoured option.

To summarise, it is considered that the proposed location may be considered suitable and would be the most cost effective option, creating less than significant impact to the wider setting and with the shortest length of access track but with associated visibility issues. The preferred option would be Alternative Location #2, which would tuck the building away in the south-west corner of the Site, creating very little impact to the wider setting, except requiring a longer access track across the field which may be considered to cause greater harm to the character of the countryside.

8.0 RECOMMENDATIONS

8.1 Historic England advise in HEAN 12; avoid, minimise and mitigate negative impact, in a way that meets the objectives of the NPPF and to look for opportunities to better reveal or enhance significance. These two stages are addressed by the assessment of impact assessment above. The NPPF also stresses that impacts on heritage assets should be avoided; showing how the impact is to be avoided or minimised, which has now been fully addressed.

8.2 If the council are mindful to permit the development, it is recommended that planting a screen of trees around the building would be of benefit. In addition, there is also scope to perhaps re-design the elevations of the building to achieve a more traditional aesthetic which may blend in with the wider environment e.g. use of weather-boarding instead of metal sheeting. This may perhaps provide a further compromise for consideration.

A Heritage Statement for Peens Lane, Boughton Monchelsea, Kent. ASL project:223-21

8.3 The report is based on a non-invasive, non-structural survey; as such it can only extend to the items specifically covered. E&OE. Copies of paper OS Maps Reproduced from Ordnance Survey mapping with the permission of the Controller of Her Majesty’s Stationery Office © Crown Copyright. OS Licence No.100055392. We wish to point out that there is no guarantee that planning permission will be granted based on the opinion of ASL within this document. The above comments should be discussed with the planning officers for Maidstone Borough Council.

9.0 ACKNOWLEDGEMENTS

9.1 Thanks are due to Bloomfields Chartered Town Planners for providing drawings and commissioning ASL on behalf of the Client and thanks are also due to the Client for providing further details during the Site visit. Lisa Jayne Fisher Cert.Ed., BA (Hons), MA Principal Archaeologist Archaeology Services Lewes February 2021 [Rev.A]